Listing Presentation · Prepared for the Seller
4437 Shannamara Drive
Matthews, North Carolina 28104
4 BDBedrooms
2.5 BABathrooms
2,321Sq Ft HLA
1997Year Built
Prepared exclusively for the sellers of 4437 Shannamara Drive · June 2026
Carin Miller
the charlotte life team · Real Broker, LLC
803-445-6998 · [email protected] · charlottelifeteam.com
803-445-6998 · [email protected] · charlottelifeteam.com
Section 01
About Your Home
A closer look at what you're bringing to market
StyleRanch + Upper Bedroom
Above Grade HLA2,321 sq ft
Upper Bedroom390 sq ft (w/ window, door, closet)
Total Functional~2,711 sq ft
Bedrooms4 (3 Main + 1 Upper)
Bathrooms2 Full / 1 Half
Garage2-Car Attached
Lot Size0.35 Acres
FoundationCrawl Space
ExteriorBrick Partial
FireplaceYes — Gas
HVAC2022 Replacement
HOA$520/yr · Braesael Mgmt
SchoolsStallings / Porter Ridge
4th Bedroom — A Real Differentiator
The MLS historically listed this as 3 bedrooms. The upper-level room has a window, a door, and a closet — which means it qualifies and markets as a full bedroom. We'll list this as a 4-bedroom home, which meaningfully expands your buyer pool to families who need that fourth space. Most competing listings can't offer this.
Shannamara Community
- The Divide Golf Course — members-only restaurant, bar, Toptracer driving range
- Clubhouse with full kitchen, fitness center, and TV lounge
- Pool, kiddie pool, and new pickleball courts
- Tennis courts, playground, and sidewalks throughout
- One of the most amenity-rich communities in Matthews / Union County
Section 02
Condition & Pre-List Plan
What we're doing before we go to market — and why it matters
Agreed Improvements
Replace all carpeting throughout
New carpet eliminates the #1 buyer objection in a home this age. It shifts the conversation away from credits and back to value.
New roof via insurance replacement — completed before listing
This is a significant selling point. Combined with the 2022 HVAC, you can truthfully say the two biggest mechanical concerns in a 1997 home are brand new. That's a rare and compelling story at this price point.
Strongly Recommended
Paint the entire interior in a fresh neutral palette
Paint is the single highest-ROI pre-list investment. At roughly $4,000–$6,000, it typically returns 2–3x at the negotiating table — and eliminates the "dated" first impression that costs you offers.
Consider hardware, lighting, and fixture refreshes
Small updates (cabinet pulls, light fixtures, faucets) photograph and show dramatically better than the cost suggests.
Condition Notes
HVAC: 2022 replacement — lead with this at every showing
HVAC is a top-3 concern for buyers in a 1997 home. This is a genuine differentiator — make sure it's in the listing remarks and on the feature sheet.
No known interior updates since original purchase
This is reflected in the pricing. Buyers will inspect carefully — we go in honest about the vintage of the home, but the new roof, new HVAC, new carpet, and fresh paint tell a story of a seller who took care of things before listing.
Section 03
Comparable Sales
Shannamara · Active, Under Contract & Recently Closed · Pulled June 13, 2026
| Address | Status | BD/BA | Sq Ft | Built | List $ | Sold $ | $/SF | DOM |
|---|---|---|---|---|---|---|---|---|
| 4726 Shannamara Dr | UC | 4/2.5 | 2,413 | 1996 | $649,900 | — | $269 | 9 |
| 3001 Cardigan Ct | UC | 5/3.5 | 2,535 | 1999 | $650,000 | — | $256 | 47 |
| 8224 Glamorgan Ln | UC | 4/2.5 | 2,379 | 1998 | $635,000 | — | $267 | 39 |
| 5212 Shannamara Dr | UC | 5/2.5 | 2,703 | 1998 | $615,000 | — | $227 | 32 |
| 5006 Shannamara Dr | Closed | 5/3 | 2,768 | 2005 | $600,000 | $600,000 | $217 | 90 |
| 4957 Shannamara Dr | Closed | 5/4 | 3,102 | 1999 | $700,000 | $700,000 | $226 | 2 |
| 6123 Abergele Ln | Closed | 5/4 | 3,511 | 1999 | $690,000 | $690,000 | $197 | 10 |
| 3530 Cardiff Ln | Closed | 4/3 | 3,331 | 1996 | $725,000 | $725,000 | $218 | — |
| 7407 Balintoy Ln | Closed | 4/3.5 | 2,698 | 2000 | $729,000 | $729,000 | $270 | 3 |
| 5006 Shannamara Dr * | Closed | 5/3 | 3,014 | 2001 | $646,500 | $646,500 | $214 | 75 |
* Agent/owner sale — use with caution as a comparable. Scroll table on mobile.
What the Comps Tell Us
The active and under-contract listings in Shannamara range from $615K–$650K, mostly on homes with 200–400 more square feet than yours. The highest closed comps are larger, updated homes. Your pricing needs to account for the size difference — but the 4th bedroom, new carpet, fresh paint, and 2022 HVAC give you real competitive positioning in the lower end of that range.
Section 04
Pricing Recommendation
Where the data points — and why
Recommended List Price
$599,000 – $615,000
$258 – $265 per square foot · new roof in place before listing
Active 4-BD comps in Shannamara$635,000 – $649,900
Your home is slightly smaller (2,321 SF)Modest downward adjustment
No interior updates since 1997Downward adjustment
New roof (insurance replacement)Major positive — eliminates #1 buyer objection
New carpet + fresh paint (pre-list)Move-in ready presentation
HVAC 2022Strong positive — top buyer concern
4 bedrooms (reclassified from 3)Expands buyer pool significantly
Active inventory — buyers comparingPhotos and condition must be excellent
New Roof = Clean Inspection = Stronger Offers
Waiting to list until the roof is replaced is the right call. Buyers in this price range will inspect thoroughly — a brand new roof removes the single biggest negotiation lever they have. Combined with the 2022 HVAC, you'll be able to say this home has no major mechanicals to worry about for years, which is a genuinely rare story in a 1997 home and justifies the pricing confidently.
Your Equity at a Glance
You purchased (Feb 2022)$461,000
Recommended list price$599,000 – $615,000
Gross appreciation~$138,000 – $154,000
Est. selling costs (6–7%)~$36,000 – $43,000
Estimated net to seller~$95,000 – $118,000
Section 05
Market Snapshot
Shannamara · June 2026 · What the data tells us
10+Active & under contract listings in Shannamara right now
9–90Days on market — wide variance driven by condition and pricing
$217–$270Price per square foot on recent closed sales
$600K–$775KClosed sale range in Shannamara, past 90 days
Well-priced homes move in days. Multiple Shannamara listings went under contract in under 10 days. Pricing right from Day 1 is the most important decision you'll make.
Condition is what separates quick sales from long ones. The home that sat 90 days had condition questions and pricing friction. You're going in with a new roof, new HVAC, new carpet, and fresh paint — that's a move-in ready story buyers will pay for.
4 bedrooms matters. Families searching for 4 bedrooms under $600K in Shannamara have limited options. You'll capture that buyer pool completely.
Buyers are comparing, not just browsing. With 10+ listings in the neighborhood, your home needs a reason to win — sharp pricing, great photos, and a clear story about the HVAC and the bedroom count.
Section 06
Your Listing Strategy
How the Charlotte Life Team goes to market for you
01
Pre-List Preparation
- Coordinate carpet replacement and interior paint
- Professional photography and video walkthrough (4 Horsemen Media)
- Drone photography — aerial views of the lot and community
- Staging consultation to maximize room presentation
02
MLS Launch & Listing Remarks
- Listed as a 4-bedroom home with clear marketing of the upper bedroom
- AI-optimized listing remarks for Zillow, ChatGPT, and Google search
- Coming Soon strategy to build pre-market interest
- Full syndication: Zillow, Realtor.com, Homes.com, and MLS
03
Digital Marketing Campaign
- Targeted Facebook and Instagram ads to active buyer segments
- Email campaign to buyer database and relocation contacts
- YouTube property video
- Google search and AI search (AEO) optimization
04
Offers & Negotiation
- Side-by-side offer comparison with full net sheets
- Transparent repair and concession negotiation
- Southern Law Group preferred for closing
- Alyson Gardner (TC) managing all transaction milestones
Resource
Charlotte Life Team · Seller ResourceYour Seller's Guide
Everything you need to know before and during showings
What to Expect & How to Prepare Your Home for Showings and Open Houses
This guide walks you through exactly what happens from the moment we go live — how showings are scheduled, what to do before each one, how feedback is communicated, and how to prepare for open houses so your home makes the strongest possible first impression every time.
Download the GuideProof of Performance
Recent Charlotte Life Team Sales
Listings closed in 2026 — including one right here in Shannamara
| Address | City | List Price | Sold Price | List Date | Sold Date | DOM |
|---|---|---|---|---|---|---|
| 8344 Knights Bridge | Charlotte | $349,000 | $349,000 | 01/15/2026 | 03/05/2026 | 7 |
| 5413 Ruth | Charlotte | $450,000 | $435,000 | 02/13/2026 | 03/26/2026 | 17 |
| 4957 Shannamara ★ | Matthews | $700,000 | $700,000 | 04/18/2026 | 06/02/2026 | 2 |
| 10094 Paisley | Charlotte | $425,000 | $430,000 | 05/21/2026 | 06/12/2026 | 1 |
★ 4957 Shannamara — listed and sold in your neighborhood, full price, in 2 days.
Why This Matters to You
4957 Shannamara is one of the comps in your pricing analysis — and the Charlotte Life Team listed it. We know this neighborhood, we have proven buyer relationships here, and we know exactly what it takes to position a Shannamara home to sell fast and at full value. That's not something every agent can say walking into this appointment.
Section 07
Why the Charlotte Life Team
Top 3% of Charlotte agents by volume · Luxury & relocation specialist
REALTOR®CLHMS™AHWD®GUILD™Top 3% Charlotte
Radical Transparency
You'll always know where your listing stands — real data, real feedback, and honest pricing conversations. No spin, no pressure.
AI-Powered Marketing
Your home is optimized for Zillow, Google, and ChatGPT search — not just the MLS. Most agents in this market don't do this.
Full-Team Infrastructure
Transaction coordinator, marketing support, and licensed teammates. Every step covered, no dropped balls.
You Don't Get Handed Off
I'm personally involved from listing day to closing table. This isn't a lead-gen business — it's a relationship-driven practice.
What Your Listing Will Look Like
Professional Photography & Drone
Every listing gets this level of presentation — no exceptions
Sample photography from recent Charlotte Life Team listings · 4 Horsemen Media
What Sellers Say
In Their Own Words
Recent seller experiences with the Charlotte Life Team
Carin has better marketing strategies than any other realtor we've dealt with in the past. She is absolutely invested in selling your home and went above & beyond many times for us. She is personable, but also professional. Our situation was a very fast work related relocation and needed to list our house quickly — she had her photographer and videographer there within a few short days, and they were excellent.
We've worked with Carin twice now to both buy and sell, and once again she exceeded every expectation. She helped us sell our home in Dallas, NC and the entire process was very smooth — from hosting open houses to marketing our home beautifully and strategically. She was always responsive, knowledgeable, and genuinely invested in helping us get the best outcome.
Let's Get Your Home Sold.
Ready to talk through next steps? I'm here.
Carin Miller
Team Leader · REALTOR® · Licensed in NC & SC
The Charlotte Life Team at REAL Broker, LLC
5960 Fairview Rd Suite 400 · Charlotte, NC 28210
5960 Fairview Rd Suite 400 · Charlotte, NC 28210